Orange County, FL · 3,167 properties with county records
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Christmas 32709 is in Orange County, FL, part of the Orlando Metro. The typical home value in Christmas 32709 is $480,966 (Zillow Home Value Index, September 2026), up 3.8% from a year earlier. Homes that sold went under contract in a median 6 days, and 0% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 2 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 32709 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Orange County's 42 ZIPs with a Zillow value, the middle one is $404,287, so 32709 sits 19% above the county middle. Lotvox holds county assessor records for 3,167 properties in 32709.
Headline value data through September 2026. Each source below carries its own date.
Is 32709 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 32709 is a balanced market. Homes went under contract in a median 6 days with 2 months of supply.
What do homes in 32709 sell for?
The typical home value in 32709 is $480,966 (Zillow Home Value Index, September 2026), up 3.8% in a year. County records put the median at about $96 per square foot (computed Jul 26, 2026).
Who is likely to sell in 32709?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 32709 has not passed that test yet. When it does, the score appears here.
How does 32709 compare to Orange County?
32709's typical value of $480,966 compares with a middle value of $404,287 across Orange County's 42 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 32709 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 32709 Christmas, FL, data through September 2026, https://lotvox.com/orlando/zip/32709
Listings Flow Ladder — 32709
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
Thin market — under 25 active listings; ratios withheld
the basin is drainingnet -1 listings/mo
Faucet — new listings
0/mo
10% of normal (3) · trickle· baseline thin
Basin — active listings
2
13% of normal (16) · low· baseline thin
Months of supply
2 mo
derived — not published at this grain
Drain — closed sales
1/mo
33% of normal (3)· baseline thin
Net — faucet minus drain
-1/mo
draining
Reading
current
as of 2026-09-30
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
—Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
—Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
0/mofall in the monthly rate (25%)— peak 1/mo (2024-10-31) to 1/mo now
48transactions that did not happen— summed monthly shortfall vs the same-month normal, over 23 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (0 new, 2 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
41affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
38.2%
severe
Days on market
6
daily
Price cuts
0.0%
of active
Valuation
-26.2%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
Rent: the Census ACS county rent estimate. Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price — the investor's question first
22.6×
price to annual rent
Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.
Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of the Census ACS county rent estimate.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Balanced Market
Needs 21.5% correction for affordability
DOM: 77d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)80
Supply & Demand (20%)20
Days on Market (5%)75
Balanced market in 32709. List price is roughly fair — focus on condition and value. Payment burden: 35.8% of median income. Median days on market: 77. Market appears 15% overpriced vs. assessed values.
Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
WARMINGBALANCED
Market is warming with rising prices. Conditions are balanced between buyers and sellers. Prices up 3.8% YoY.
Address lookup
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Median price: Zillow Home Value Index (ZHVI). Median rent: Census ACS county rent estimate. Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-26.2%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$355,015
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+70.9%
County-wide market — the widest, slowest signal.
Orange+70.9%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
in 25,028 · out 30,979 · Orange County, FL (parent county of this ZIP)
active inventory
as of 2026-07-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Orange.
Current tiers · 12 months to Aug 25floor 10 sales/tier
5 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$98k
$139
22
59.5%
ZIP
$250k–$500k
$350k
$224
11
29.7%
ZIP
$500k–$750k
$585k
$252
4,347
—
COUNTY · Orange, FL
$750k–$1M
$845k
$284
1,604
—
COUNTY · Orange, FL
$1M–$1.5M
$1.20M
$353
945
—
COUNTY · Orange, FL
$1.5M–$2M
$1.69M
$416
353
—
COUNTY · Orange, FL
$2M+
$2.90M
$597
492
—
COUNTY · Orange, FL
All sales (the headline median)
$216k
$189
37
100%
ZIP
No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.
National context — not local
NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 32709.
United States
South
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 32709→Orange County, FL
12-Month Direction
-8Stable
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
35· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
38.2%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
22.6x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation6
+70.9%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
2 mo
seller's market
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
48/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.5%
FL 4.5%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0857d ago
Poverty Rate
12.4%
FL 12.4%US 12.6%
Near national averages
Median Household Income
$77,011
FL $72,373US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
101.2
FL 101.2US 100.3
Near national averages
Home Value (ZHVI)$405,720
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Typical home value: Zillow Home Value Index (ZHVI); change is the 12-month change.
Owner stock, age of householder
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
6.0% in 2023
of owner-occupied homes have a householder 75 or older
